HomeMy WebLinkAbout4 - House Move
To: Planning Commission
From: Justin Fortney, City Planner
Date: August 14, 2020
Item: House Move Review – 535 35th Street West - Al Sieben
Planning Commission Action Requested: The Planning Commission is asked to review the
proposed house move and make a recommendation to the City Council.
Background Information:
The Purpose of reviewing a proposed house move is to determine if a building that is moved
into an area of the City has aesthetic and functional compatibility with area.
The applicant is proposing to move a manufactured house from 231 Galena Street. The
house is about 20-years old. It is proposed to be demolished for the construction of a new
home. The proposed location to place the relocated structure is 535 35th Street West. In
2014, this site was proposed for another house move from the CVS site, but was not
completed due to timing.
Comprehensive Plan Classification
The 2020 Comprehensive Plan designates the property as Medium-Density Residential.
Zoning Classification
The subject property is zoned R-3, Medium- High Density Residential. This zoning district
allows for duplexes.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Existing Use Zoning Comp Plan
North Single Family Res R-2 M den/ R-3 MH den Medium density Res
East Commercial C-1 General Commerce Commercial
West Apartments R-3 M-High density Medium density Res
South Condominiums R-3 M-High density Medium density Res
Planning Commission Memorandum
SITE PLAN REVIEW
The condition of the proposed house is good.
Surrounding Homes
The area average was just taken from Lester Avenue as the area apartment buildings and
condos are too dissimilar for a comparison. Other neighboring properties include apartment
buildings, heavy commercial/ industrial uses, and a condominium neighborhood.
The average building value of the six single-family homes to the north of the lot along Lester
Avenue is $212,000 while the proposed building value of the proposed house is $149,300.
The six homes to the north were all constructed between 1969 and 1975. The proposed
house was built in 1999.
The proposed house has a foundation size of 1,232 SF and the 6 homes to the north have an
average of 1,400 SF
Zoning Setbacks
The proposed placement of the home on the lot must meet all setback requirements of the
R-3 zoning district. 20’ front, 20’rear, 7’ each side. The house is proposed 7’ from the east
property line which would leave 25’ on the west for a driveway. No garage is currently
proposed.
The proposed house is a manufactured house, which is two sections connected in the
middle. It sits on a block foundation and would be relocated to a new block foundation.
Types of Prefabricated Homes
Mobile Home: Prebuilt home with little
regulation regarding design, construction,
thermal insulation, plumbing/ electrical
standards, fire safety, and energy
efficiency. HUD standards of 1976
essentially eliminated this model.
Manufactured Home: Prebuilt home that
replaced the mobile home model with federal
HUD standards guiding design and construction.
They are moved onto a site as a single, double,
or triple unit. The subject home is a double unit
of this variety.
Generic photo
Modular Home: Prebuild homes that are built to
conform to all state, local and/or regional codes
that apply based on the final location of the
home, just like site-built homes. They are moved
onto site in two to five sections.
Manufactured homes cannot be outright banned from residential zoning districts. However,
City code requires homes in our typical residential districts to have foundations, a width of
no less than 20-feet, and no sheetmetal siding other than horizontal lap siding. These
regulations along with the current house move review assures that new homes are
consistent with the aesthetic and functional compatibility of the area.
Building Permit Review
The Building Official is aware of the proposal and must review plans prior to issuing a
building permit.
Notice
Notice was sent to adjacent property owners. No comments have been received at this
time.
Recommendation
Staff supports the application, although the value and size of the proposed home are a little
less than the area average, it is not extreme. The proposed manufactured home is a
different style than other single-family homes in the area. However, this area has a lot of
variety.
1) A permit certified by the building official to move and reconstruct the house, and that
the building be consistent with applicable building codes.
2) The new house must meet all Residential District Lot Regulations.
3) One boulevard tree and on front yard tree are required prior to issuance of the
certificate of Occupancy.
4) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, the
approval is null and void.
5) Conformance with the Planning Commission Staff Report and plans dated September
14, 2020
6) An access easement must be recorded allowing vehicular access to the rear parking
area of the apartment building located at 545 35th St W by at least one of the
neighboring properties.
Attachments:
• Location maps
• Photographs
• Site Plan
Current location of house to be moved
Proposed location of house move
Proposed House
This end to
face north